1053 NE 558th St · Cross City, FL 32680

$245,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 199 Days on market

Built 2020 5.46 ac lot ↓ 11% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0

Listing remarks

Check Out This Spacious 2020, 3 BR, 2 Bath manufactured home with handicap ramp, boasting 1920 heated/cooled living space. The open/split floor plan creates an inviting atmosphere with lots of natural lighting, island kitchen with lots of cabinetry/storage space, separate dining, living room with large gas fireplace making it the focal point. Handicap bath, roomy guest rooms. Main suite offers plenty of room for king size bed with a glamourous bath, separate laundry room. New HVAC System (2024), New shingle Roof (8/2025), New hot water heater (11/2025). All situated on a pretty 5.64 acres with additional well, septic and power pole that is not in use and on a paved street. Schedule to take

Key facts

• 5.64 acres
• Island kitchen
• Gas fireplace

Tags

• ISLAND KITCHEN
• GAS FIREPLACE
• SEPARATE LAUNDRY ROOM
• 5.64 ACRES
• PAVED STREET

Property features AI

Finance

• Other: Pets allowed; Accessible entrance

Exterior

• Utilities: Private well water
• Home design: Residential mobile home; Located in the Indian Oaks subdivision
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Irregular lot; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace insert; Has heating
• Interior features: Breakfast bar; Walk-in closets; Pantry; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (37.0% below list).
• Recommended offer: $154k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Cross City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#412 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Dixie (rural): math 52% / reading 50% proficiency, ranked #36 of 73 in FL (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Old Town Elementary School (math 73% / reading 58%, grade B+, #500 of 2,144 statewide, top 24%, 456 students, 80% FRL); Ruth Rains Middle School (math 48% / reading 49%, grade C-, #274 of 571 statewide, top 50%, 431 students, 76% FRL); Dixie County High School (math 31% / reading 42%, grade F, #351 of 667 statewide, top 54%, 714 students, 70% FRL).
• Market conditions: 262 active listings in the ZIP; 49 units permitted in Dixie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Dixie County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,417 (37.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.63% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 13.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $115,960
• Equity at exit: $220,715

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $354,946
• Equity at exit: $475,981

Cash invested: $68,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32680

• Home prices YoY: 2.5%
• Active inventory: 262
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-273

Break-even live

Break-even rent $1,889

Max offer price $196,811

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-203	+0% $-273	+5% $-342	+10% $-411
Rent	-10% $-395	-5% $-334	+0% $-273	+5% $-212	+10% $-151
Rate	-1.0pp $-149	-0.5pp $-210	base $-273	+0.5pp $-336	+1.0pp $-401

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $245,000 Active 199 DOM
2. 2026-06-21
   days on market $245,000 Active 198 DOM
3. 2026-06-18
   days on market $245,000 Active 196 DOM
4. 2026-06-17
   days on market $245,000 Active 195 DOM
5. 2026-06-16
   days on market $245,000 Active 194 DOM
6. 2026-06-15
   days on market $245,000 Active 193 DOM
7. 2026-06-13
   days on market $245,000 Active 191 DOM
8. 2026-06-12
   days on market $245,000 Active 190 DOM
9. 2026-06-09
   days on market $245,000 Active 187 DOM
10. 2026-06-08
    days on market $245,000 Active 186 DOM
11. 2026-06-07
    days on market $245,000 Active 185 DOM
12. 2026-06-07
    days on market $245,000 Active 184 DOM
13. 2026-06-04
    days on market $245,000 Active 181 DOM
14. 2026-06-02
    days on market $245,000 Active 180 DOM
15. 2026-06-01
    days on market $245,000 Active 179 DOM
16. 2026-05-31
    days on market $245,000 Active 178 DOM
17. 2026-05-31
    days on market $245,000 Active 177 DOM
18. 2025-12-04
    listed $245,000 Active
19. 2024-10-01
    status Active
20. 2024-07-17
    listed $262,000 Active
21. 2024-05-23
    price $262,000
22. 2024-03-02
    listed $275,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,270 · $106/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$764/yr (+$64/mo · 60.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,530
• − Mortgage interest: −$13,724
• − Property taxes: −$1,270
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$7,127
• Taxable loss: −$7,780
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $-1,406/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dixie
• NCES district ID: 1200450
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $34,799
• Composite: 42.18/100
• National rank: #3290
• State rank: #36 of 73 in FL

Livability — Cross City

• Score: 70/100
• State rank: #412
• US rank: #7340

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,445

Population outlook (Dixie County) Hauer SSP2

• Today (2025): 15,122 people
• By 2030: 14,521 · -4.0%
• By 2040: 13,503 · -10.7%
• By 2050: 12,671 · -16.2%
• By 2075: 10,857 · -28.2%
• By 2100: 8,344 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dixie

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -25.4pp toward R · 2008: -45.0pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+66.0 2016: R+63.2 2012: R+46.9 2008: R+45.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.22%
• Current HPI: 424.0037
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-10.9% since first listed

5 events — show timeline

• 2025-12-04 Listed $245,000 DGLMLS
• 2024-10-01 Relisted — DGLMLS
• 2024-07-17 Listed $262,000 DGLMLS
• 2024-05-23 Price Changed $262,000 DGLMLS
• 2024-03-02 Listed $275,000 DGLMLS

Property tax history

+24.2%/yr

Latest (2025): $1,270 · +4.2% YoY. Source: county tax records.